Which zoning districts allow short-term rentals (Airbnbs) or bed and breakfasts in Arlington County?
In Arlington County, short-term rentals (defined as "Accessory Homestays") and Bed and Breakfasts are permitted in nearly every residential, apartment, and commercial zoning district. While Accessory Homestays are allowed by-right subject to specific operational standards and a 185-day residency requirement, Bed and Breakfasts require the approval of a Use Permit from the Arlington County Board and must be located on specific types of arterial streets.
Overview of Short-Term Lodging Categories
Arlington County distinguishes between two primary types of short-term lodging:
- Bed and Breakfast: A one-family dwelling where up to five guest rooms are rented at a daily rate and where meals are served only to guests [§18.2].
- Accessory Homestay: A form of "home occupation" where a resident (owner or tenant) of a dwelling unit rents the unit, or a portion of it, to lodgers for periods of no more than 30 consecutive days [§18.2].
Permitted Districts for Bed and Breakfasts
Bed and Breakfasts are allowed in Arlington County only by Use Permit (special exception) approval. This means the County Board must review each application for compatibility with the neighborhood.
Residential and Apartment Districts
Bed and Breakfasts are a "Special Exception" use in the following districts:
- Residential (R) Districts: R-20, R-10, R-10T, R-8, R-6, R-5, R15-30T, and R2-7 [§5.1.2].
- Residential Apartment (RA) Districts: RA14-26, RA8-18, RA7-16, and RA6-15 [§6.1.2].
Commercial and Mixed-Use Districts
Bed and Breakfasts are also permitted by Use Permit in these districts:
- Commercial (C) Districts: RA4.8, R-C, RA-H, RA-H-3.2, C-1-R, C-1, MU-VS, C-1-O, C-O-1.0, C-O-1.5, C-O-2.5, C-O, C-O-A, C-O Rosslyn, C-O Crystal City, C-2, C-TH, C-3, and C-R [§7.1.2].
- Form Based Code Districts: Columbia Pike Form Based Code (CP-FBC) [§11.1.5].
Bed and Breakfast Standards
All Bed and Breakfasts in Arlington County must adhere to the following technical standards:
| Standard Category | Requirement |
|---|---|
| Permit Type | Use Permit (Board Approval Required) [§15.4] |
| Structure Type | Must be a one-family dwelling [§12.5.3] |
| Location | Only on minor or principal arterial streets [§12.5.3] |
| Max Guest Rooms | 5 or fewer [§18.2] |
| Max Stay | 14 consecutive days [§12.5.3] |
| Residency | Must be operated by a resident owner [§12.5.3] |
| Parking | 1 space per guest room + principal residence requirement [§14.3.7] |
Permitted Districts for Accessory Homestays (Airbnbs)
Accessory Homestays are considered an accessory use to a primary residence. Because they are classified as home occupations, they are allowed by-right (without a public hearing) in almost every district where residential uses exist, provided the operator obtains a permit from the Zoning Administrator.
Permitted Districts
Accessory Homestays are allowed in:
- All Residential (R) Districts: [§5.1.4].
- All Residential Apartment (RA) Districts: [§6.1.4].
- All Commercial/Mixed Use (C) Districts: [§7.1.3].
- Columbia Pike Districts: CP-FBC [§11.1.6].
Accessory Homestay Operational Standards
To operate an Accessory Homestay in Arlington County, the following requirements must be met:
| Standard Category | Requirement |
|---|---|
| Residency Requirement | Host must reside in the unit at least 185 days per year [§12.9.12] |
| Maximum Occupancy | Greater of 6 lodgers total or 2 per bedroom [§12.9.12] |
| Accessory Dwellings | Max 3 lodgers if the homestay is in an accessory dwelling [§12.9.12] |
| Permit Validity | 1 year from date of issuance (must be renewed annually) [§12.9.12] |
| Commercial Meetings | Prohibited (e.g., no luncheons, parties, or weddings) [§12.9.12] |
| Safety Equipment | Working fire extinguishers, smoke and carbon monoxide detectors [§12.9.12] |
Prohibited Characteristics
In both Bed and Breakfasts and Accessory Homestays, the property must maintain its exterior appearance as a dwelling. Arlington County prohibits any signs for these uses in residential districts [§12.9.11]. Furthermore, Accessory Homestays are not permitted on lots containing duplexes or multi-family dwellings unless specifically allowed under the "Home Occupation" provisions [§12.9.2].
Sections Cited
- Section 5.1.2 (Residential Districts Principal Use Table)
- Section 5.1.4 (Residential Districts Accessory Use Table)
- Section 6.1.2 (Multiple-Family Districts Principal Use Table)
- Section 6.1.4 (Multiple-Family Districts Accessory Use Table)
- Section 7.1.2 (Commercial/Mixed Use Districts Principal Use Table)
- Section 7.1.3 (Commercial/Mixed Use Districts Accessory Use Table)
- Section 11.1.5 (Columbia Pike Form Based Code Principal Use)
- Section 11.1.6 (Columbia Pike Form Based Code Accessory Use)
- Section 12.5.3 (Bed and Breakfast Standards)
- Section 12.9.2 (Accessory Dwellings)
- Section 12.9.11 (Home Occupation Standards)
- Section 12.9.12 (Homestay Standards)
- Section 14.3.7 (Required Parking and Standing Space)
- Section 15.4 (Use Permits)
- Section 18.2 (General Terms Defined)